Prior to last September, there were no laws governing home inspectors in Washington. The only licensing that an inspector could obtain before then was a Structural Pest Inspector's license with the Washington State Department of Agriculture, enabling them to recognize things like wood decay and termite damage. While knowledge in this area was helpful, legislators decided it wasn't enough and pushed forward to create an actual license that will enforce standards and practices within the home inspection industry.

An inspector with experience could be "grandfathered" into the industry as a licensed home inspector if it was done before September. This entailed passing a test on home inspections. Those who were not grandfathered in or did not pass the test need to complete 120 hours of classroom training, 40 hours of field training and pass state and national tests by this coming July 1. Before then, inspectors without a license are still technically able to perform inspections, but must disclose verbally and in writing that they do not have a license. Following the July 1 deadline, all inspectors must be licensed in order to work in the state.

Mike Mikuchonis, licensed inspector and owner of American Real Property Inspections, knows his job is important. Over the past 10 years, Mikuchonis estimates that he has personally done more than 2500 inspections and as he works primarily in Pierce County, many of those have been for military.

"I like my job because I like helping people make the right choice," he said. "I guide them through one of the toughest decisions in life."

A housing inspection report is a necessary part of any home buying transaction. It is to be done prior to the actual closing so that the buyer and seller can negotiate over any problems raised in the report, or in the worst-case scenario, so that the buyer can retract their bid on the property.

A standard home inspector's report will cover the condition of the home's heating system; central air conditioning system (temperature permitting); interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; the foundation, basement and structural components. Checking any appliances is optional and is at the discretion of each individual inspector. Furthermore, supplementary structures like a pool, hot tub or irrigation system may not be in the inspector's scope of knowledge and therefore may not be included in their report.

"We do a visual inspection of the readily accessible areas of the home," explained Mikuchonis. He went on to say that in this region, unlike other areas in the country, that often includes looking for obvious water damage since it is our ‘biggest threat'.

On average, an inspection costs between $300 and $400. That is for the standard report (as described above) and may not include a report on any structural pest damage, like the presence of termites. Additional testing for things like radon, lead based paint and asbestos come at an extra cost and often require specialists outside of the home inspector.

Reports should be available to the client within 24 hours, unless a prior agreement was reached or there are extenuating circumstances. And while there is no standard format for inspection reports, the cover of the report should have the date of the inspection, the names of the buyers and the inspector's license number. An Inspection Control Number (ICN) should be present only if the report is being submitted to the Department of Agriculture to describe finding structural pest damage.

For those looking to sell their home and prepare for an inspection, Mikuchonis recommends keeping up with the general maintenance of a home, from checking the condition of the roof and gutters to ensuring that shrubbery is not touching the house. Any broken windows or windows where the seal is cracked should be replaced. Keep the records from the last time the furnace, water heater, septic tank or any of the appliances were checked and/or serviced. Lastly, make sure that the attics, crawl spaces and electrical circuit breaker panels are easy to get to - inspectors will not move furniture around! Following these simple steps will make the inspection easier and also reassure buyers they are making the right decision.

At the end of the day, when you're looking for a home inspector, you need to ask the following questions:

• Are they insured?

• Are they licensed?

• How many inspections have they done?

Though insurance is not required by the state, and won't be even once the new licensing law goes into effect, any good home inspector should have it, according to Mikuchonis. Ideally, an inspector should have Errors and Omissions Insurance specifically, as well as General Liability Insurance (which may be part of their E&O Insurance) and a Bond.

Another important thing to be aware of is the buyer's right to be present during the inspection. Not only is it an educational experience for the soon-to-be homeowner, but also an inspector's refusal to allow this should raise a red flag, says Mikuchonis.

"I find the people that come to the inspection have less questions, because I explain things as I go," he said. "If I've done my job, the people know everything about the house."

Often in this area, the homebuyers are military and may not be able to attend the inspection. In that case, a proxy can be used, whether a family member or friend.

Inspectors usually develop strong relationships with real estate agents and work on a referral basis through that connection. However, if your agent cannot recommend an inspector or if the ones recommended are unavailable, visit the American Society of Home Inspectors (www.ashi.org) or the WA Department of Licensing (https://fortress.wa.gov/dol/dolprod/bpdLicenseQuery) to find licensed, local professionals.

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